1818-1820 Cedarcrest Ave

Nixa, MO 65714

$350,000D-

None bd · None ba · 2,667 sqft · Built 1998 · MultiFamily · Pending · 3 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,718/mo
• Mortgage (P&I): −$1,835
• Tax + insurance: −$324
• HOA: −$0
• Vac / Maint / Mgmt: −$571
• Net cashflow: $-12/mo
• Annual: $-146/yr
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• 1% rule: 0.78%
• Cash to close: $98,000

Investor read

• This is a 2 × 2-bed/2-bath units multifamily listed at $350k.
• At list price, monthly cash flow is $-12 ($-146/yr) — negative. Per door: $-6/mo.
• To cash-flow at today's rent, offer at most $348k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (22.3% below list).
• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $272k (22.3% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Location reads 74/100 on livability (#68 in MO, #4,558 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Nixa Public Schools (suburban): math 66% / reading 65% proficiency, ranked #6 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: High Pointe Elem. (math 69% / reading 63%, grade B+, #60 of 1,115 statewide, top 5%, 619 students, 40% FRL); Nixa Junior High (math 70% / reading 61%, grade A-, #3 of 391 statewide, top 1%, 1,067 students, 29% FRL); Nixa High (math 70% / reading 77%, grade B+, #6 of 521 statewide, top 1%, 1,957 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 400 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).
• Christian County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 6.3% vs local median 3.6% in Nixa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
• This rent runs 38% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
• What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.